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Blackwall Reach Future of London Project Tracker 18th May 2011
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Introductions Future of London Leaders Blackwall Reach Project Tracker
Jonathan Kay Development Manager London Borough of Brent
Paul McGarry Regeneration Manager London Borough of Merton
Gabriella Richard Transport for London
Dan Bridge Homes & Communities Agency
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Blackwall Reach Tower Hamlets & Wider Context
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Blackwall Reach Project Boundary Robin Hood Gardens and Blackwall Tunnel Approach
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Blackwall Reach Urban Context
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Blackwall Reach Project
Robin Hood Gardens Estate, Poplar
Estate Regeneration to provide c1621 new homes (533 social rent, 160 other affordable) 50% affordable by hab. room Strong element of family housing
Backed by a development framework
Intensification to generate value for HCA / LBTH Increasing investment in Decent Homes.
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Robin Hood Gardens - today
7 Ha. Predominantly public owned land (2Ha open space)
Built in 1972 – ‘Streets in the Sky’ concept
250 mainly social rented housing;
dilapidated condition (maintenance / heating / concrete fabric)
over crowding
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Robin Hood Gardens Looking towards Canary Wharf
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Robin Hood Gardens – the plan
Estate Regeneration to provide c1621 new homes Social Infrastructure and S106
School (extra form(s)) Aspen Way (NS crossings) to improve connectivity to DLR Community Centre Retail offering / employment outputs (land swap for Mosque) to assist phasing and fund new mosque/ community facility
Project Value £300m +land (400m)
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Robin Hood Gardens The Estate today Utopian in th1972 Good internal space standards, communal heating, open space LBTH £20m decent homes – unachievable, therefore redevelop private mix Existing buildings and form limit development capacity of the overall area
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Robin Hood Gardens - issues
The Local Community Engagement Programme
Issues (decent homes, overcrowding, building decay, disconnected to the neighbourhood – Poplar High Street and Canary Wharf)
Tenancy conditions, breaking away through regen. Sense of community and impact on cohesion.
English Heritage Listing vs Redevelopment immunity granted till 2014
Regeneration Options (DHS; Tunnel build-over; retention or dispersion of open space requirements – neither viable; settled on private led, phased approach exploiting opportunity for higher densities in strategic areas)
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Massing Model London Borough of Tower Hamlets & HCA Development Framework
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Blackwall Reach : the vision
1621 new homes
Partnership with LBTH, HCA (land owners) & Preferred Bidder Swan-Countryside Homes
Tenure Mix (rebalancing with Private homes)
Timeline – 10 year project build out
Phased approach (overage clause for HCA & LBTH)
Using development values (gain) rather than grant. catch the next development / market peak.
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Development Framework London Borough of Tower Hamlets & HCA
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Blackwall Reach The Vision
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The Project so far
Community Engagement Programme
Development Framework 2008
Procurement Process OEJU 2009
Development Submissions in 2010 (competitive dialogue)
Preferred Bidder selected February 2011
Outline Planning Permission Summer 2011 Detailed for phases 1a (detailed – land ready) then 1b (land assembly – LBTH Cabinet Approval )
Decant Strategy / lease buyouts underway (backed CPO)
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Project Tracking May 2011
34 home owners remaining / lease-freehold
c200 tenants remaining
Development Agreement: consultation strategy by end May
Floor Meetings – block by block, invite / explain progress, encourage involvement (resident insight group)
Planning exhibitions (pre-app early June)
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Rent Policy
Going forward:
Re-housed back into RHG, target rents
Rehoused elsewhere – dependent on RSL or LB / home they go into
New residents in RHG – rents undecided
Then opens up to LBTH waiting list (may be 80% rents in later phases) Subject to the development agreements
Direct single decant for remaining residents
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Next Steps
Outline and full (phased) Planning Application (GLA , LBTH, LTCDC)
Decant
Leaseholder buyouts commenced (reactivated Feb following approvals) Tenant Decant / Common housing register (March). Bids for decant have commenced (CPO writing to tenants, then homeowners)
Start on Site phase 1 early 2012
Funding (early phases, nil grant. But land and overage clause by HCA/LBTH to recoup value or supplement grant in later phases)
Rent Model Assumptions (right to return, social rent, new affordable rent, especially for families)
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Blackwall Reach Project Tracker